Building Plans;
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BEDROOM 4
8' CLG.
6'-�' 6'-�' 5'-10' 5'-6' 2'-6' 3--0-
13'-2' 11'-4' 5'-6'
2X STUD WALL
/ CONC WALL
2-1/4' 0 X V LAG SCREWS
a STUD WALL
2-3/8' 0 X 5' BOLTS
W/ SIM SON VGC ADHESIVE
a CONC WALL
I6 GA STEEL STRAPPING
AROUND WATER HEATER
WITHIN THE UPPER 4 LOWER
ONE-THIRD OF THE APPL.
4 A MIN. OF 4' FROM CONTROLS
HOLD WATER HEATER
TIGHT TO GWB a BACK
FLEXIBLE WATER CONNECTIONS
2X4 LEDGER
PRESSURE TREATED
a CONC WALL
I6 GA STEEL STRAPPING
AROUND WATER HEATER
WITHIN THE UPPER 4 LOWER
ONE-THIRD OF THE APPL.
4 A MIN. OF 4' FROM CONTROLS
ANCHOR WH TO BASE -
BASE TO FLOOR
NO SCALE
WATER HEATER SUPPORT
UPPEi? FLOOR PLAN
UTILITY ROOM NOTES/MAKE UP Al
PER IRC G243S
I. WHERE THE EXHAUST DUCT IS CONCEALED
WITHIN THE BUILDING CONSTRUCTION AND THE
EXHAUST DUCT EQUIVALENT LENGTH EXCEEDS
35 FT., THE EQUIVALENT LENGTH OF THE
EXHAUST DUCT SHALL BE IDENTIFIED ON A
PERMANENT LABEL OR TAG. THE LABEL OR
TAG SHALL BE LOCATED WITHIN 6 FT OF THE
EXHAUST DUCT CONNECTION PER G243'51B.
2. INSTALLATIONS EXHAUSTING MORE THAN 200
CFM SHALL BE PROVIDED WITH MAKE UP AIR
WHERE A CLOSET IS DESIGNED FOR THE
INSTALLATION OF A CLOTHES DRYER, AN
OPENING HAVING AN AREA OF NOT LESS THAN
100 SQ. INCHES FOR MAKE UP AIR SHALL BE
PROVIDED IN THE CLOSET ENCLOSURE, OR
MAKE UP AIR SHALL BE PROVIDED BY OTHER
APPR MEANS PER G243BB.
E ::i = 100 SQ INCH TRANSFER GRILL
s
GENERAL NOTES:
1. ALL WORK TO BE IN CONFORMANCE WITH 2O21 IRC.
2. VENT ALL EXHAUST FANS, DRYER VENTS AND RANGES
TO OUTSIDES.
3. VENT WATER HEATER PRESSURE RELIEF VALVES TO
OUTSIDE.
4. PROVIDE FIRE BLOCKING AT ALL PLUMBING AND
MECHANICAL PENETRATIONS.
5. ALL SHOWER WALLS TO BE WATERPROOF TO MINIMUM -12'
ABOVE DRAIN.
6. SHOWERHEADS 4 KITCHEN FAUCET TO BE LIMITED TO
MAXIMUM 1.15 G.P.M. FLOW. ALL OTHER LAVATORY
FAUCETS TO BE LIMITED TO MAXIMUM 1.0 G-PM FLOW.
i. ALL GLAZING WITHIN 60' ABOVE DRAIN INLET TO BE
SAFETY GLASS.
S. ALL GLAZING WITHIN 24' OF DOOR OR WITHIN 18' OF
FLOOR TO BE SAFETY GLASS
S. SMOKE ALARMS - TO BE INSTALLED PER SEC R3143 IN
THE FOLLOWING LOCATIONS: IN EACH SLEEPING ROOMS,
OUTSIDE EACH SEPARATE SLEEPING: AREA IN THE
IMMEDIATE VICINITY OF THE BEDROOMS. ON EACH
ADDITIONAL STORY OF THE DWELLING, INCLUDING
BASEMENTS AND HABITABLE ATTICS, AND ALARMS TO
BE INSTALLED NOT LESS THAN 3 FT. HORIZONTALLY
FROM A BATHROOM THAT CONTAINS A BATHTUB OR
SHOWER ALARMS TO BE INTERCONNECTED IN SUCH A
MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE
ALL OF THE ALARMS IN THE INDIVIDUAL UNIT.
=SMOKE ALARM -CARBON MONOXIDE COMBO.
C
10. PROVIDE CARBON MONOXIDE ALARMS PER SEC. R315
AN APPROVED CARBON MONOXIDE ALARM SHALL BE
INSTALLED ON EACH FLOOR 4 OUTSIDE OF EACH
SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE
BEDROOMS. PER 2021 IRC 4 WA. STATE AMENDMENTS
SEC R315.
0
11. INSULATE ALL WATER PIPES TO MINIMUM R-3 PER WSEC
R403S3.
12. ALL DUCTS 4 EXHAUST DUCTS IN UNCONDITIONED
SPACES SHALL BE INSULATED TO A MINIMUM OF R-8 PER
WSEC R4033.1. DUCTS WITHIN A CONCRETE SLAB OR IN
THE GROUND SHALL BE INSULATED TO R-10 WITH
INSULATION DESIGNED TO BE USED BELOW GRADE.
13. EXHAUST AIR SHALL NOT BE DIRECTED ONTO
WALKWAYS. ALL EXHAUST DUCTS SHALL TERMINATE
OUTSIDE THE BUILDING. PER R303B2.
14. GAS PIPING IS TO BE PROTECTED PER G2415.1.
WHERE PIPING IS INSTALLED THROUGH HOLES OR
NOTCHES IN FRAMING MEMBERS AND THE PIPING 18
LOCATED LESS THAN 1-1/2 INCHES FROM THE FRAMING
MEMBER FACE TO WHICH WALL, CEILING OR FLOOR
MEMBRANES WILL BE ATTACHED, THE PIPE SHALL BE
PROTECTED BY SHIELD PLATES THAT COVER THE WIDTH
OF THE PIPE AND THE FRAMING MEMBER AND THAT
EXTEND NOT LESS THAN 4 INCHES TO EACH SIDE OF THE
FRAMING MEMBER WHERE THE FRAMING MEMBER THAT
THE PIPING PASSES THROUGH 18 A BOTTOM PLATE,
BOTTOM TRACK, TOP PLATE OR TOP TRACK, THE SHIELD
PLATES SHALL COVER THE FRAMING MEMBER AND
EXTEND NOT LESS THAN 4 INCHES ABOVE THE BOTTOM
FRAMING MEMBER AND NOT LESS THAN 4 INCHES BELOW
THE TOP FRAMING MEMBER
15. ATTIC 4 CRAWL ACCESS HATCHES OR DOORS SHALL BE
WEATHERSTRIPPED AND INSULATED TO A LEVEL
EQUIVALENT TO THE INSULATION ON THE SURROUNDING
SURFACES
16. WHOLE HOUSE VENTILATION 24 HR TIMER, READILY
ACCESSIBLE 4 WITH LABEL AFFIXED TO CONTROL THAT
READS 'WHOLE HOUSE VENTILATION' (SEE OPERATING
INSTRUCTIONS)
11. DRYER DUCT SPECIFIED LENGTH PER SEC M1502.4BI
THE MAXIMUM LENGTH OF THE EXHAUST DUCT SHALL BE
35 FEET(10.668mm) FROM THE CONNECTION TO THE
TRANSITION DUCT FROM THE DRYER TO THE OUTLET
TERMINAL. WHERE FITTINGS ARE USED, THE MAXIMUM
LENGTH OF THE EXHAUST DUCT SHALL BE REDUCED IN
ACCORDANCE WITH THE TABLE M1502AB.1. THE MAXIMUM
LENGTH OF THE EXHAUST DUCT DOES NOT INCLUDE THE
TRANSITION DUCT.
18. CAVITIES WITHIN CORNERS AND HEADERS OF FRAME
WALLS SHALL BE INSULATED BY COMPLETELY FILLING
THE CAVITY WITH A MATERIAL HAVING A THERMAL
RESISTANCE OF R-3 PER INCH MINIMUM PER 2021 WSEC
TABLE R402A.1.1.
1S. STUDS SHALL BE CONTINUOUS FROM THE SOLE PLATE
TO A SUPPORT AT THE TOP PLATE(DBL. TOP PLATE
OR BEAM/HEADER) PER SEC. R6023(TWO-STORY/
BALLOON FRAME WALLS)
P.ii�C�3=�'i�li3�li71A�(�II.I57C�T.���'� _ �� ■
INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS.
STAIRWAY ILLUMINATION SHALL RECEIVE PRIMARY POWER FROM
THE BUILDING WIRING. THE LIGHT SOURCE SHALL BE CAPABLE
OF ILLUMINATING TREADS AND LANDINGS TO LEVELS NOT LESS
THAN I FOOT-CANDLE MEASURED AT THE CENTER OF TREADS
AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH
FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE
STAIRWAY HAS SIX OR MOIRE RISERS.
EXCEPTION: A SWITCH IS NOT REQUIRED WHERE REMOTE,
CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED.
EXTERIOR STAIRWAY ILLUMINATION PER SEC R303Z IRC
EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE
STAIRWAY. STAIRWAY ILLUMINATION SHALL RECEIVE PRIMARY
POWER FROM THE BUILDING WIRING. EXTERIOR STAIRWAYS
PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR
GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT
SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY.
WHOLE HOUSE VENTILATION -
*REFER TO SHEET N-2 TABLE 1505A30) 4
1505A3(2) FOR FAN SIZING AND RUN TIMES
U_
61
N
x
BI
T 1'-3' T 7'-3 ' 8'-2j' T
X0
DINING ROOM
9' CLG.
- - - - ------------�
GO RED
PO CH
C NC.
II
8/0x8/0 D S.G. I I
PAP
IND
.. s .. • .••-
_ -•
BLUE 18 AWG TRACER
WIRE REQUIRED AT NON- 9_6'
METAL WATER SERVICE
PIPING PER UPC 604.S.
VENT THROUGH
ROOF OR CONNECT 1 1/2'
TO OTHER VENTS
g DRAIN BOARD
I I
NEAREST -
1 1/2' PARTITION
VERTICAL
FI TURE 1/4' PER FOOT
VERTICAL 2' VENT GRADE
FIXTURE
DRAIN
NO FIXTURES UPSTREAM c FOOT VEl
C.O. a b
A,B, AND C ARE Y-BRANCH
FITTINGS
PLUMB I NG LOOP
N.T.S
0
�4
m
LANDING AT 'EXIT' DOOR
NOT TO BE LOWER THAN
IB INCHES FROM TOP OF
THRESHOLD. (R3113.1)
MAIN FLOOR PLAN
1/4"=1'-oil
MAIN FLOOR: 106�t 50. PT.
UPPER FLOOR: 1515 50. FT.
TOTAL: 2582 50. PT.
GARAGE: 384 50. FT .
r-RONT PORCH: m7cl 50. fT.
REAR PORCH: m78 50. PT.
COPYRIGHT 2010
Landmark Design Inc.
CLEAN OUT ALL RIGHTS RESERVED
HORIZONTAL DRAIN
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1. Contractor or builder
must verify all dimensions
before proceeding with
construction.
2. This plan was designed
to be marketed throughout
many municipalities. The
purchaser must verify
compliance with all local
applicable building codes
where the home is to be
constructed.
3. Purchaser should have
plans reviewed by a lic-
ensed builder and struct-
ural engineer for compli-
ance to specific site con-
ditions.
4. These plans should not
be altered by other than a
qualified designer, archi-
tect, or structural engineer.
Plan No:
L2M-2382-2L
Date:
3-5-23
VERSION "I
0j,
2' MI
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76
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-roil
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LUR
..
BEDROOM 4
8' CLG.
EGRESS
x4A& XOX
Px4/0 FX
13'-2'Of-
30'-0'
2X STUD WALL
/ CONC WALL
2-1/4' 0 X 5' LAG SCREW$
a STUD WALL
2-3/8' 0 X 5' BOLTS
W/ SIM SON VGC ADHESIVE
a CONC WALL
I6 GA STEEL STRAPPING
AROUND WATER HEATER
WITHIN THE UPPER 4 LOWER
ONE-THIRD OF THE APPL.
4 A MIN. OF 4' FROM CONTROLS
HOLD WATER HEATER
TIGHT TO GWB a BACK
FLEXIBLE WATER CONNECTIONS
2X4 LEDGER
PRESSURE TREATED
a CONC WALL
16 GA STEEL STRAPPING
AROUND WATER HEATER
WITHIN THE UPPER 4 LOWER
ONE-THIRD OF THE APPL.
4 A MIN. OF 4' FROM CONTROLS
ANCHOR WH TO BASE -
BASE TO FLOOR
NO SCALE
WATER HEATER SUPPORT
UPPEi? FLOOR PLAN
UTILITY ROOM NOTES/MAKE UP Al
PER IRC G2439
I. WHERE THE EXHAUST DUCT IS CONCEALED
WITHIN THE BUILDING CONSTRUCTION AND THE
EXHAUST DUCT EQUIVALENT LENGTH EXCEEDS
35 FT., THE EQUIVALENT LENGTH OF THE
EXHAUST DUCT SHALL BE IDENTIFIED ON A
PERMANENT LABEL OR TAG. THE LABEL OR
TAG SHALL BE LOCATED WITHIN 6 FT OF THE
EXHAUST DUCT CONNECTION PER G24391B.
2. INSTALLATIONS EXHAUSTING MORE THAN 200
CFM SHALL BE PROVIDED WITH MAKE UP AIR
WHERE A CLOSET IS DESIGNED FOR THE
INSTALLATION OF A CLOTHES DRYER, AN
OPENING HAVING AN AREA OF NOT LESS THAN
100 SQ. INCHES FOR MAKE UP AIR SHALL BE
PROVIDED IN THE CLOSET ENCLOSURE, OR
MAKE UP AIR SHALL BE PROVIDED BY OTHER
APPR MEANS PER G2439.5.
E ::i = 100 SQ INCH TRANSFER GRILL
s
GENERAL NOTES:
1. ALL WORK TO BE IN CONFORMANCE WITH 2O21 IRC.
2. VENT ALL EXHAUST FANS, DRYER VENTS AND RANGES
TO OUTSIDES.
3. VENT WATER HEATER PRESSURE RELIEF VALVES TO
OUTSIDE.
4. PROVIDE FIRE BLOCKING AT ALL PLUMBING AND
MECHANICAL PENETRATIONS.
5. ALL SHOWER WALLS TO BE WATERPROOF TO MINIMUM -12'
ABOVE DRAIN.
6. SHOWERHEADS 4 KITCHEN FAUCET TO BE LIMITED TO
MAXIMUM 1.15 G.P.M. FLOW. ALL OTHER LAVATORY
FAUCETS TO BE LIMITED TO MAXIMUM 1.0 G.P.M FLOW.
-1. ALL GLAZING WITHIN 6O' ABOVE DRAIN INLET TO BE
SAFETY GLASS.
8. ALL GLAZING WITHIN 24' OF DOOR OR WITHIN 18' OF
FLOOR TO BE SAFETY GLASS
S. SMOKE ALARMS - TO BE INSTALLED PER SEC R3143 IN
THE FOLLOWING LOCATIONS: IN EACH SLEEPING ROOMS,
OUTSIDE EACH SEPARATE SLEEPING AREA IN THE
IMMEDIATE VICINITY OF THE BEDROOMS. ON EACH
ADDITIONAL STORY OF THE DWELLING, INCLUDING
BASEMENTS AND HABITABLE ATTICS, AND ALARMS TO
BE INSTALLED NOT LESS THAN 3 FT. HORIZONTALLY
FROM A BATHROOM THAT CONTAINS A BATHTUB OR
SHOWER ALARMS TO BE INTERCONNECTED IN SUCH A
MANNER THAT ACTUATION OF ONE ALARM WILL ACTIVATE
ALL OF THE ALARMS IN THE INDIVIDUAL UNIT.
C M. :;SMOKE ALARM -CARBON MONOXIDE COMBO.
10. PROVIDE CARBON MONOXIDE ALARMS PER SEC. R315
AN APPROVED CARBON MONOXIDE ALARM SHALL BE
INSTALLED ON EACH FLOOR 4 OUTSIDE OF EACH
SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE
BEDROOMS. PER 2021 IRC 4 WA. STATE AMENDMENTS
SEC R315.
II. INSULATE ALL WATER PIPES TO MINIMUM R-3 PER WSEG
R403.53.
0
12. ALL DUCTS 4 EXHAUST DUCTS IN UNCONDITIONED
'
SPACES SHALL BE INSULATED TO A MINIMUM OF R-8 PER
04
WSEC R4033.1. DUCTS WITHIN A CONCRETE SLAB OR IN
THE GROUND SHALL BE INSULATED TO R-10 WITH
INSULATION DESIGNED TO BE USED BELOW GRADE.
13. EXHAUST AIR SHALL NOT BE DIRECTED ONTO
WALKWAYS. ALL EXHAUST DUCTS SHALL TERMINATE
OUTSIDE THE BUILDING. PER R303B.2.
14. GAS PIPING IS TO BE PROTECTED PER G24151.
WHERE PIPING IS INSTALLED THROUGH HOLES OR
NOTCHES IN FRAMING MEMBERS AND THE PIPING IS
LOCATED LESS THAN 1-1/2 INCHES FROM THE FRAMING
MEMBER FACE TO WHICH WALL, CEILING OR FLOOR
MEMBRANES WILL BE ATTACHED, THE PIPE SHALL BE
PROTECTED BY SHIELD PLATES THAT COVER THE WIDTH
OF THE PIPE AND THE FRAMING MEMBER AND THAT
EXTEND NOT LESS THAN 4 INCHES TO EACH SIDE OF THE
FRAMING MEMBER WHERE THE FRAMING MEMBER THAT
THE PIPING PASSES THROUGH IS A BOTTOM PLATE,
BOTTOM TRACK, TOP PLATE OR TOP TRACK, THE SHIELD
PLATES SHALL COVER THE FRAMING MEMBER AND
EXTEND NOT LESS THAN 4 INCHES ABOVE THE BOTTOM
FRAMING MEMBER AND NOT LESS THAN 4 INCHES BELOW
THE TOP FRAMING MEMBER
15. ATTIC 4 CRAWL ACCESS HATCHES OR DOORS SHALL BE
WEATHERSTRIPPED AND INSULATED TO A LEVEL
EQUIVALENT TO THE INSULATION ON THE SURROUNDING
SURFACES
16. WHOLE HOUSE VENTILATION 24 WR TIMER, READILY
ACCESSIBLE 4 WITH LABEL AFFIXED TO CONTROL THAT
READS 'WHOLE HOUSE VENTILATION' (SEE OPERATING
INSTRUCTIONS)
11. DRYER DUCT SPECIFIED LENGTH PER SEC M1502AB.1.
THE MAXIMUM LENGTH OF THE EXHAUST DUCT SHALL BE
35 FEET(10.668mm) FROM THE CONNECTION TO THE
TRANSITION DUCT FROM THE DRYER TO THE OUTLET
TERMINAL. WHERE FITTINGS ARE USED, THE MAXIMUM
LENGTH OF THE EXHAUST DUCT SHALL BE REDUCED IN
ACCORDANCE WITH THE TABLE M1502.4B.1. THE MAXIMUM
LENGTH OF THE EXHAUST DUCT DOES NOT INCLUDE THE
TRANSITION DUCT.
18. CAVITIES WITHIN CORNERS AND HEADERS OF FRAME
WALLS SHALL BE INSULATED BY COMPLETELY FILLING
THE CAVITY WITH A MATERIAL HAVING A THERMAL
RESISTANCE OF R-3 PER INCH MINIMUM PER 2021 WSEG
TABLE R402A.1.1.
IS. STUDS SHALL BE CONTINUOUS FROM THE SOLE PLATE
TO A SUPPORT AT THE TOP PLATE(DBL. TOP PLATE
OR BEAM/HEADER) PER SEC. R6023(TWO-STORY/
BALLOON FRAME WALLS)
INTERIOR STAIRWAY ILLUMINATION PER SEC R303.1 IRC
INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS.
STAIRWAY ILLUMINATION SHALL RECEIVE PRIMARY POWER FROM
THE BUILDING WIRING. THE LIGHT SOURCE SHALL BE CAPABLE
OF ILLUMINATING TREADS AND LANDINGS TO LEVELS NOT LESS
THAN 1 FOOT-CANDLE MEASURED AT THE CENTER OF TREADS
AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH
FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE
STAIRWAY HAS SIX OR MORE RISERS.
EXCEPTION: A SWITCH IS NOT REQUIRED WHERE REMOTE,
CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED.
EXTERIOR STAIRWAY ILLUMINATION PER SEC R303.8 IRC
EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE
STAIRWAY. STAIRWAY ILLUMINATION SHALL RECEIVE PRIMARY
POWER FROM THE BUILDING WIRING. EXTERIOR STAIRWAYS
PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR
GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT
SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY.
WHOLE HOUSE VENTILATION:
=REFER TO SHEET N-2 TABLE 1505.430) 4
1505.43(2) FOR FAN SIZING AND RUN TIMES
-I.I-
�_ �'-3 ' 8_2 . T
_I/OxWO XO
DINING ROOM
9' CLG.
---
CC VERED
RCH
CONC.
II
8/Ox8/0 Lo S:G. I I
I
BUILT - IN/
GREAT ROOM
I 9' CLG. I
'
40
W/ MICCRO I t1K
ABOVE
METAL FIREPLACE I
SINK Z
INSTALL PER MFR J
O
I SPECS. PROVIDE 6'
1 VT
VTOS
- I w 60. IN. OUTSIDE AIR
2'
3'
KITCHEN
9' CLG.
- 5'-1' 3'-8'
164
PNTR. F.REFER�
N L - - _j 8' HIGH C.- 8' WIGH
.O.
-
--
t. IN3SN
.1
_ ,C4 t
rl - -2X4 GOFFSR -
1 ON CLG. LN. I m I\/ I
m
I N E S AI
TYP - 1/8� 4'
1� sk
0
,
I I m
ROT C I ON
P R 2.
O
I ,D 1 o
X
N I FAIR I C•
PENN0
36' OPEN RAIL
6�
0
W I
� 1 9 CLG.
11OV
PER I.R.C. TYP.
x
-
w 1 COFFERED
0 I e
ENTRY
I 1=
ELECTRIC OPEN TO
I I
HEAT PUMP - ABOVE
WATER HTR
in
0
3'-0' 2'-8' 5'-4'
I I
L---------J m
oo 'HIGH C. .
LINE
N
-SONG
10'-1' 4'
IW_ n
1' 4'-3' 0 -
`t 1
-" VEHICL 2'-6 '
� 3 -0
r
= _ 13/e' MIN. SOLID GORE
0 IMPAC
SELF CL O SINGD ORL
� BARRIE
1
36' 36' MIN.
/
OR 20 MIN. RATED
VT�_�NOTES
LANUINa
O
4 COVERED
L
- PROVIDE EXPANSION TANK
PORCH
0
- PROVIDE SEISMIC STRAPPING
CONC.
- TPRV TO TERMINATE TO
OUTSIDE
9 C G.
- PILOT 4 CONTROLS TO BE 18' `Q
MIN. OFF FLOOR
E 50 GFM�
0
-PER ASH RAE 90-A-80
E'F•
0
- NAT GAS WATER HTR W/ MIN. EF
e
OF 0.62
H
- ELECTRIC WATER HTR W/ MIN. EF
HEAT DETECTOR /Ox5 0 F
r
OF 0.93
INTERCONNECTED 1'-9'
SARAGE
PER 31423
USE 1/2' GWB ON ALL WARM A
D
STRUCTURAL WALLS. (1) LAYER 5/
' TYPE
'X' ON CE IL INGS. WRAP ALL EXPOSED
POSTS
AND BEAMS IN 1/2' GWB
NO DUCT OPENINGS
0
IN GARAGE.
2'-O'
DUCTS THROUGH CLG OR
WALL COMMON TO HOUSE,
MIN. 26 GAGE STEEL.
16/0 x 6/0 O.H. DOOR 1 '-3' RO.
BLUE 18
AWG
TRACER
WIRE REQUIRED
AT NON-
9'-6'
9'-6'
METAL
WATER
SERVICE
19'-0'
PIPING
PER
UPC
604.9.
10
5'-6" 5'-6"
VENT THROUGH
ROOF OR CONNECT 1 1/2'
TO OTHER VENTS
g DRAIN BOARD
- - - - -
I I
NEAREST -
1 1/2' PARTITION
VERTICAL
FI TURE 1/4' PER FOOT
VERTICAL 2' VENT GRADE
FIXTURE
DRAIN
NO FIXTURES UPSTREAM c FOOT VE1
a b
A,B, AND C ARE Y-BRANCH
FITTINGS
PLUMB I NG LOOP
N.T.9
9
�4
m
LANDING AT 'EXIT' DOOR
NOT TO BE LOWER THAN
IB INCHES FROM TOP OF
THRESHOLD. (R3113.1)
MA I N FLOOR FLAN
1/4"=1'-oil
MAIN FLOOR: IOl "1 50. fT.
UPPrER r-LOOR: 1515 50. PT.
TOTAL : 2582 50. PT.
GARAGE: 384 50. FT.
r-RONT PORCH: "Tcl 50. fT.
REAR PORCH: l8 50. FT.
COPYRIGHT 2010
Landmark Design Inc.
CLEAN OUT ALL RIGHTS RESERVED
HORIZONTAL DRAIN
z
00
z a
W
E
� OWN
y
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g
o
.03
A
M
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N�
0
�a
1. Contractor or builder
must verify all dimensions
before proceeding with
construction.
2. This plan was designed
to be marketed throughout
many municipalities. The
purchaser must verify
compliance with all local
applicable building codes
where the home is to be
constructed.
3. Purchaser should have
plans reviewed by a lic-
ensed builder and struct-
ural engineer for compli-
ance to specific site con-
ditions.
4. These plans should not
be altered by other than a
qualified designer, archi-
tect, or structural engineer.
1 Plan No: 1
L2M-2382-2L
Date:
3-5-23
2*1
2x6 02 OF STUDS m 16' O.C.
ATTACH STUDS TO TOP 4 BOTTOM PLATE WITH
(3) 16d FRAMING NAILS.
CONSTRUCT TOP PLATE OF (2) STUDS
INSTALLED HORIZ. AT THE TOP OF THE GYPSUM
WALL ASSEMBLY AND THE BOTTOM PLA'
A SINGLE STUD. INSTALL 2x6 WOOD STUC
HORIZ. AS GROSS -BRACING POSITIONED
MID -HEIGHT OF THE WALL.
sha' TYPE 'X' GWB APPLIED VERTICALLY
W/ HORIZONTAL JOINTS BLOCKED AND
FASTENED W/6d CEMENT COATED llka'
CUP -HEAD DRYWALL NAILS W40515'
SHANK DIA. 4 1/4' HEAD DIA. SPACED 8'
O.C. ALONG STUDS 4 PLATES. EXPOSED
FASTENER HEADS AND WALLBOARD
JOINTS MUST BE TREATED W/(2) COATS
OF GYPSUM COMPOUND. A MIN. 2' PAPER,
PLASTIC OR FIBERGLASS TAPE MUST BE
SOLID TIGHT FITTING TRUSS BLOCKING
(SEE DETAIL THIS SHEET FOR SAVE
VENTING)
2x8 FASCIA BOARD
)(6' L"FLAMEBLOCKOFIRE-RATED
OSB SHEATHING W/IBmm PYROTITE
LAMINATE APPLIED TO ONLY ONE FACE
OF WOOD PANEL. SHEATHING MUST BE
INSTALLED VERTICALLY W/HORIZONTAL
JOINTS BLOCKED 4 W/PYROTITE
LAMINATE FACING THE OUTSIDE 4 MUST
BE ATTACHED TO THE STUDS W/1"I8' 6d
COMMON NAILS SPACED 6' O.G. AROUNL
PERIMETER 4 12' O.0 IN THE FIELD.
511/2' THICK NOMINAL 3 PCF DENSITY
UNFACED MINERAL FIBER BATT
INSULATION FRICTION FIT BETWEEN THE
WOOD STUDS, GROSS -BRACING 4
TOP/BOTTOM PLATES.
WEATHER BARRIER FASTENED OVER THE
SHEATHING USING SUFFICIENT FASTENERS
TO PREVENT AIR POCKETS IN THE WRAP
EMBEDDED IN FIRST LAYER OF EXTERIOR WALL COVERING:
COUMPOUND OVER WALLBOARD JOINTS. T 1. FIBER CEMENT BOARD
2. TI-11 SIDING
3. WOOD FIBER PANEL
4. CEMENT PLASTER (STUCCO)
5. STEEL SIDING
DESIGN: NCC-ES REPORT - ESR-1365) WALL TYPE 4.3.4 - 1 HR EXTERIOR WALL ASSEMBLY
EAVES E WALL WITHIN 5'-01 OF PROPERTY LINE
PER IRC 302 E TABLE R302.1
-xa
ARSE 50ARfl
No TRUSS
IOLD END TRUSS IN I%" PROM PAGE OF WALL)
(8" TYPE X SWB
/Ib" LP FLAME5LOCK
XTERIOR WALL GOVERIN6:
I. P15ER CEMENT BOARD
2. TI-119112INS
S. WOOD 1`2I5ER PANEL
4. CEMENT PLASTER (STUCCO)
5. STEEL SIDINS
2X6 WALL STUD
THIGKNE55:2-1/6" (PIRE)
APPROX. YCISHT: 'I PSP (FIRt)
FIRE TEST: UL RI319, 9-I�-416
UL DESISN U3B8
6A5Lr= END P 1 REAALL DETAIL
LESS THAN V TO THE PROPERTY LINE
GA FILE NO. AP 5640 (GENERIC I HOUR
ONE LAYER 5i8' TYPE X GWB APPLIED
PARALLEL OR AT RIGHT ANGLES TO
EACH SIDE OF MIN 2X3 STUDS, TURNED
FLATWISE, 24' O.C. WITH 6d
CEMENT -COATED NAILS, 1-1i8' LONG,
0.0915 SHANK, 1i4' HEADS, -I' O.C.
HORIZONTAL JOINTS STAGGERED NOT
LESS THAN 12' ON OPPOSITE SIDED.
NO SCALE
H I HOUR FIRS -RESISTIVE DETAILS
STUD NOTCHING
AND BORING
- BEARING OR EXTERIOR WALL
NOTCH 25%, BORING 40%.
- 60% BORING IF DOUBLED 4
LESS OR EQUAL SUCCESSIVE STUDS.
- NON -BEARING MAXIMUM NOTCH
40%, BORING 60%.
- HOLES NO CLOSER THAN 5/6
INCH TO FACE OF STUD.
TYPICAL EXTERIOR WALL:
(2)2x6 TOP PLATES
2x6 STUDS m 16' O.G.
2x6 BOTTOM PLATE
1/2' SHT'G (APA RATED 24/0)
AIR BARRIER
EXTERIOR SIDING PER ELEV.
R-21 INSULATION W/ CONT.
(U-FACTOR 0.056 PER APPENDIX A
COMMERCIAL ENERGY CODE)
VAPOR BARRIER
(WARM SIDE)
1/2' GYP. BD
GRADE
WIG
R-56 INSULATION
DINING
ROOM
R-56 INSULATION
H16H DENSITY
COPYRIGHT 2010
Landmark Design Inc.
ALL RIGHTS RESERVED
KITCHEN
FLOOR CONSTRUCTION:
3/4' T4G PLYWOOD SUB-FLR.
GLUED 4 NAILED TO
(SEE FRAMING PLAN FOR
SIZE AND SPACING)
6 MIL VISQUEEN VAPOR
BARRIER THROUGHOUT
CRAWLSPACE.
LAP SPLICES 12' MIN.
ATTIC VENTILATION
UJ/ IN 3("
MIN. 6x6 PT POST
No' TYPE 'X' GWB
SIDING OR TRIM PER PLAN
POST DETAIL FOR STRUCTURES
LESS THAN 5'
FROM PROPERTY LINE
AF50 ROOF VENTS
(50 50. IN. NET FREE AREA)
SOLID TIGHT FITTING TRUSS BLOCKING
2x8 FASCIA BOARD
2x STUDS PER PLAN
SHEATHING
EXTERIOR WALL COVERING
PER PLAN
EAVES WITHIN 5'-0' OF PROPERTY LINE
PER IRC 302 4 TABLE R302.1
AT LEAST 40% 4 NOT MORE THAN 50% OF REQUIRED
VENTS SHALL BE IN UPPER PORTION OF VENTILATED
ROOF SPACE (NO MORE THAN 3' BELOW THE RIDGE OR
HIGHEST POINT) WITH THE BALANCE OF REQUIRED
VENTILATION PROVIDED BY EAVE VENTING.
R-60
■
BATH ■
DEN
CRAWLSPACE
COMPOSITION ROOF W/ 300 INTERWOVEN FELT
ON 1/2' 24/0 PLYWOOD SHEATHING
ALL ROOF FLASHING TO BE MIN. 26 GA
GALV. STEEL.
ROOF DRIP EDGES PER SEC. R9052.8.5
PROVIDE DRIP EDGE AT EAVES 4 GABLES
W/ A MIN. 2' OVERLAP.
5EDROOM 4
GARAGE
STAIR NOTES:
HANDRAIL TO 5E PRESENT ON
PER IRC R311.1
4, SPHERE SHALL ON AT LEAST ONE SIDE OF STAIR
WANDGRIP PORTION OF HANDRAILS
• STRINGERS TO BE FIRE BLOCKED AT BOTH TOP AND
NOT PASS THROUGH SHALL HAVE CIRCULAR CROSS SECTION
BOTTOMOF
11/4' MIN. t 2' MAX. EDGES SHALL HAVE
• ALL USABLE SPACE UNDER STAIRS TO BE I HOUR
A MIN RADIUS OF L6'.
.C. ALL REQUIRED GUARDRAILS TO BE 36'
CONSTRUCTION.
MIN. IN HEIGHT.
• MAXIMUM RISE TO BE 1-3/4'.
� OPENINGS FOR REWIM0 GUARDS ON
• MINIMUM RUN TO BE 10'.
� THE SIDES OF STAIR TREADS SHALL NOT
• MINIMUM HEAD HEIGHT TO BE V-8'.
� ALLOW A SM-ERE 4 INCHES (102mm) To PASS TWROUGN.
• MINIMUM STAIR WIDTH TO BE 36'.
• PROVIDE CONTINUOUS HAND RAIL 34' TO 38' OFF
INL 11/4 MAX
sN4O MIwx
TREAD NOSING AND MUST EXTEND BEYOND BOTTOM
4(1
TREAD.
JST. PER PLAN
• PROVIDE GUARD RAILS AT LANDINGS MINIMUM 36'
HIGH W/ CLEAR SPACE
•
HANDGRIP PORTION OF HANDRAIL SHALL BE
NOT LESS 11/4' NOR MORE THAN 2' IN
OF DBL. JST O SEAM
OISh
COVERAGE A
LA
CROSS SECTIONAL DIM.
aD `I'
'TRIEE
10' MIN 10 TIE EA STRINGERO
• WINDING TREADS
�
PER IRC R311.152.1
TO PASS THROUGH OPENING
• SPIRAL STAIRS
a
F �
BELOW STAIR INSTALL V_'
PROVIDE MIN 1 1/2' RUN ® A POINT 12'
A`� a
GWB • CEILING, AND WALLS
FROM WHERE TREAD IS NARROUIEST
(3) 2X12 STRINGERS
PER IRC R311.1.10.1
FIRE BLOCKING a MID -SPAN AND
IN STUD WALLS ALONG AND IN LINE
CONT. HANDRAIL 34'-38'
NOTCH STRINGERS FOR WITH STRINGERS IF AREA UNDER
ABOVE TREAD NOSING.
CONT. 2X4 THRUST 5LOCK STAIRS IS UNFINISFED
PICKETS PER IRC
2X4 THRUST BLOCK
ON OPEN SIDE
JST. OR BLKYG BELOW
/
BLOCK
TOITHRUST
INTERIOR
I' PT RISERS
DECK
i
JOISTS PER PLAN
D5L JST
P.T. 2XI2
TREADS
HU212
TO STRINGE
MTL HANGERS
AT EA. STRINGER
3-2X12 P.T. STRINGERS
3LANDI MIN. EXTERIOR
CONIC PAD
HL 35 ANGLE SUPPORT
NO SCALE
J TYPICAL
STAIR
DETAIL AND NOTES
FLOOR CONSTRUCTION:
-1/8' T4G PLYWOOD SUB-FLR.
GLUED 4 NAILED TO
(SEE FRAMING PLAN FOR
SIZE AND SPACING)
R-56 INSULATION
UILDING SECTION
FIRE BLOCKING AND DRAFTSTOPPING:
PER SECTION R302.11 • R302.12
1. IN CONCEALED SPACES OF STUD WALLS AND
PARTITIONS, INCLUDING FURRED SPACES AND
PARALLEL ROWS OF STUDS OR STAGGERED STUDS, AS
FOLLOWS:
A. VERTICALLY AT THE CEILING 4 FLOOR LEVELS
B. HORIZONTALLY AT INTERVALS NOT EXCEEDING 10'-0'
2. AT ALL INTERCONNCECTIONS BETWEEN CONCEALED
VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR
AT SOFFITS, DROP CEILINGS AND COVE CEILINGS.
3. IN CONCEALED SPACES AT STAIR STRINGERS AT THE
TOP AND BOTTOM OF THE RUN. ENCLOSED SPACES
UNDER STAIRS SHALL COMPLY WITH SEC. R302.1.
4. AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES,
AND WIRES AT CEILING AND FLOOR LEVEL, WITH AN
APPROVED MATERIAL TO RESIST THE FREE PASSAGE
OF FLAME AND PRODUCTS OF COMBUSTION.
c�--7•.
I TIGHTLINE
FOUNDATION DRAIN:
4' DIA. PERF. PIPE
PEA GRAVEL FILL
WRAP W/ FILTER FABRIC
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1. Contractor or builder
must verify all dimensions
before proceeding with
construction.
2. This plan was designed
to be marketed throughout
many municipalities. The
purchaser must verify
compliance with all local
applicable building codes
where the home is to be
constructed.
3. Purchaser should have
plans reviewed by a lic-
ensed builder and struct-
ural engineer for compli-
ance to specific site con-
ditions.
4. These plans should not
be altered by other than a
qualified designer, archi-
tect, or structural engineer.
Plan No:
L2-2382-2L
Date:
5-1-25
VERSION *1
5/811
= 1'-O"
2x6 02 OF STUDS m 16' O.C.
ATTACH STUDS TO TOP 4 BOTTOM PLATE WITH
(3) 16d FRAMING NAILS.
CONSTRUCT TOP PLATE OF (2) STUDS
INSTALLED HORIZ. AT THE TOP OF THE GYPSUM
WALL ASSEMBLY AND THE BOTTOM PLA'
A SINGLE STUD. INSTALL 2x6 WOOD STUC
HORIZ. AS GROSS -BRACING POSITIONED
MID -HEIGHT OF THE WALL.
sha' TYPE 'X' GWB APPLIED VERTICALLY
W/ HORIZONTAL JOINTS BLOCKED AND
FASTENED W/6d CEMENT COATED llka'
CUP -HEAD DRYWALL NAILS W40515'
SHANK DIA. 4 1/4' HEAD DIA. SPACED 8'
O.C. ALONG STUDS 4 PLATES. EXPOSED
FASTENER HEADS AND WALLBOARD
JOINTS MUST BE TREATED W/(2) COATS
OF GYPSUM COMPOUND. A MIN. 2' PAPER,
PLASTIC OR FIBERGLASS TAPE MUST BE
SOLID TIGHT FITTING TRUSS BLOCKING
(SEE DETAIL THIS SHEET FOR SAVE
VENTING)
2x8 FASCIA BOARD
)I6' L"FLAMEBLOCKOFIRE-RATED
OSB SHEATHING W/IBmm PYROTITE
LAMINATE APPLIED TO ONLY ONE FACE
OF WOOD PANEL. SHEATHING MUST BE
INSTALLED VERTICALLY W/HORIZONTAL
JOINTS BLOCKED 4 W/PYROTITE
LAMINATE FACING THE OUTSIDE 4 MUST
BE ATTACHED TO THE STUDS W/1"I8' 6d
COMMON NAILS SPACED 6' O.G. AROUNL
PERIMETER 4 12' O.0 IN THE FIELD.
511/2' THICK NOMINAL 3 PCF DENSITY
UNFACED MINERAL FIBER BATT
INSULATION FRICTION FIT BETWEEN THE
WOOD STUDS, GROSS -BRACING 4
TOP/BOTTOM PLATES.
WEATHER BARRIER FASTENED OVER THE
SHEATHING USING SUFFICIENT FASTENERS
TO PREVENT AIR POCKETS IN THE WRAP
EMBEDDED IN FIRST LAYER OF EXTERIOR WALL COVERING:
COUMPOUND OVER WALLBOARD JOINTS. T 1. FIBER CEMENT BOARD
2. TI-11 SIDING
3. WOOD FIBER PANEL
4. CEMENT PLASTER (STUCCO)
5. STEEL SIDING
DESIGN C ICC-ES REPORT - ESR-1365) WALL TYPE 43 4 - 1 HR EXTERIOR WALL ASSEMBLY
-xa
ARSE BOARD
No TRUSS
IOLD END TRUSS IN I%" PROM PAGE OF WALL)
(8" TYPE X SWB
/I6" LP FLAMEBLOCK
XTERIOR WALL GOVERIN6:
I. PIKER CEMENT BOARD
2. TI-119112INS
S. WOOD PIKER PANEL
4. CEMENT PLASTER (STUCCO)
5. STEEL SIDINS
2X6 WALL STUD
THICKNE55:2-1/6" (PIRE)
APPROX. YCISHT: 'I PSP (PIRW
FIRE TEST: UL RI319, 9-I�-416
UL DESISN U3B8
6A5LE END r-I REAALL DETA I L
LESS THAN V TO THE PROPERTY LINE
GA FILE NO. AP 5640 (GENERIC I HOUR)
ONE LAYER 5i8' TYPE X GWB APPLIED
PARALLEL OR AT RIGHT ANGLES TO
EACH SIDE OF MIN 2X3 STUDS, TURNED
FLATWISE, 24' O.C. WITH 66
CEMENT -COATED NAILS, 1-1i8' LONG,
0.0915 SHANK, 1i4' HEADS, -I' O.C.
HORIZONTAL JOINTS STAGGERED NOT
LESS THAN 12' ON OPPOSITE SIDED.
UJ/ IN 3("
MIN. 6x6 PT POST
No' TYPE 'X' GWB
SIDING OR TRIM PER PLAN
POST DETAIL FOR STRUCTURES
LESS THAN 5'
FROM PROPERTY LINE
AF50 ROOF VENTS
(50 50. IN. NET FREE AREA)
SOLID TIGHT FITTING TRUSS BLOCKING
2x8 FASCIA BOARD
2x STUDS PER PLAN
SHEATHING
EXTERIOR WALL COVERING
PER PLAN
STAIR NOTES:
PER IRC R3111
• STRINGERS TO BE FIRE BLOCKED AT BOTH TOP AND
BOTTOM.
• ALL USABLE SPACE UNDER STAIRS TO BE I HOUR
CONSTRUCTION.
MAXIMUM RISE TO BE 1-3/4'.
MINIMUM RUN TO BE 10'.
• MINIMUM HEAD HEIGHT TO BE V-8'.
MINIMUM STAIR WIDTH TO BE 36'.
• PROVIDE CONTINUOUS HAND RAIL 34' TO 38' OFF
TREAD NOSING AND MUST EXTEND BEYOND BOTTOM
TREAD.
PROVIDE GUARD RAILS AT LANDINGS MINIMUM 36'
HIGH W/ CLEAR SPACE
HANDGRIP PORTION OF HANDRAIL SHALL BE
NOT LESS 11/4' NOR MORE THAN 2' IN
CROSS SECTIONAL DIM.
• WINDING TREADS
PER IRC R311.1.52.1
SPIRAL STAIRS
PROVIDE MIN 1 1/2' RUN ® A POINT 12'
FROM WHERE TREAD IS NARROWEST
PER IRC R311.7.10.1
CONT. HANDRAIL 34'-38'
ABOVE TREAD NOSING.
PICKETS PER IRC
ON OPEN SIDE
1' PT RISERS
HANDRAIL TO BE PRESENT ON
4' SPHERE SHALL
ON AT LEAST ONE SIDE OF STAIR
PORTION OF HANDRAILS
NOT PASS THROUGH
SHALL HAVE CIRCULAR CROSS SECTION
SHALL
OF 11/4' MIN. t 2' MAX. EDGES SHALL HAVE
A MIN. RADIUS OF L6'.
4
C. ALL REQUIRED GUARDRAILS TO BE 36'
MIN. IN HEIGHT.
OPENINGS FOR REWIM0 GUARDS ON
THE SIDES OF STAIR TREADS SHALL NOT
ALLOW A SPHERE 4 INCHES (102mm) TO PASS TWROUGN.
MIN.-11/4' MAX
4(1
NOSING
JST. PER PLAN
m
OF JST Ok
ECOIO
F
A
10' MIN
10 TIE AT EA STRINGER
TO PASS THROUGH OPENING
a
F
BELOW STAIR INSTALL V_'
A` a
GWB • CEILING, AND WALLS
(3) 2X12 STRINGERS
FIRE BLOCKING a MID -SPAN AND
IN STUD WALLS ALONG AND IN LINE
NOTCH STRINGERS FOR WITH STRINGERS IF AREA UNDER
M�:2X4
CONT. 2X4 THRUST BLOCK STAIRS IS UNFINISHED
THRUST BLOCK
JST. OR BLK'G BELOW
W/ 16d NAILS • 12'O.C.
TO THRUST BLOCK INTERIOR
DECK
JOISTS PER PLAN
DBL JST
P.T. 2
TREADS HU212
TO STRINGE MTL HANGERS
AT EA. STRINGER
3-2X12 P.T. STRINGER'S
ING 'MIN. EXTERIOR
NO SCALE NO SCALE HL 35 ANGLE SUPPORT
EAVES 4 WALL WITHIN 5'-01 OF PROPERTY LINE EAVES WITHIN 5'-0' OF PROPERTY LINE
PER IRC 302 E TABLE R302.1 PER IRC 302 4 TABLE R302.1
H I HOUR �1RE-RE515TI\/E D J TYPICAL STAIR DETAIL AND NOTES
STUD NOTCHING
AND BORING
- BEARING OR EXTERIOR WALL
NOTCH 25%, BORING 40%.
- 60% BORING IF DOUBLED 4
LESS OR EQUAL SUCCESSIVE STUDS.
- NON -BEARING MAXIMUM NOTCH
40%, BORING 60%.
- HOLES NO CLOSER THAN 5/8
INCH TO FACE OF STUD.
TYPICAL EXTERIOR WALL:
(2)2x6 TOP PLATES
2x6 STUDS * 16' O.G.
2x6 BOTTOM PLATE
1/2' SHT'G (APA RATED 24/0)
AIR BARRIER
EXTERIOR SIDING PER ELEV.
R-21 INSULATION W/ CONT.
(U-FACTOR 0.056 PER APPENDIX A
COMMERCIAL ENERGY CODE)
VAPOR BARRIER
(WARM SIDE)
1/2' GYP. BD
GRADE
1�7/7171711
ATTIC VENTILATION
AT LEAST 40% 4 NOT MORE THAN 50% OF REQUIRED
VENTS SHALL BE IN UPPER PORTION OF VENTILATED
ROOF SPACE (NO MORE THAN 3' BELOW THE RIDGE OR
HIGHEST POINT) WITH THE BALANCE OF REQUIRED
VENTILATION PROVIDED BY EAVE VENTING.
n nnnnn
COMPOSITION ROOF W/ 300 INTERWOVEN FELT
ON 1/2' 24/0 PLYWOOD SHEATHING
ALL ROOF FLASHING TO BE MIN. 26 GA
GALV. STEEL.
ROOF DRIP EDGES PER SEC. R905.2.8.5
PROVIDE DRIP EDGE AT EAVES 4 GABLES
W/ A MIN. 2' OVERLAP.
nn
W 1 C
BEDS Pom
5ATH
Ll
UTILITY
5EDROOM 4
FLOOR CONSTRUCTION:
1/6' T4G PLYWOOD SUB-FLR
GLUED 4 NAILED TO
(SEE FRAMING PLAN FOR
SIZE AND SPACING)
r L
L
R-38 INSULATION
DINING
ROOM
R-56 INSULATION
H16H DENSITY
COPYRIGHT 2010
Landmark Design Inc.
ALL RIGHTS RESERVED
u
KITCHEN
FLOOR CONSTRUCTION:
3/4' T4G PLYWOOD SUB-FLR
GLUED 4 NAILED TO
(SEE FRAMING PLAN FOR
SIZE AND SPACING)
6 MIL VISQUEEN VAPOR
BARRIER THROUGHOUT
CRAWLSPACE.
LAP SPLICES 12' MIN.
DEN
CRAWLSPACE
u
GARAGE
R-38 INSULATION
UILDING SECTION
5/811
= 1'-O"
FIRE BLOCKING AND DRAFTSTOPPING:
PER SECTION R302.11 • R302.12
1. IN CONCEALED SPACES OF STUD WALLS AND
PARTITIONS, INCLUDING FURRED SPACES AND
PARALLEL ROWS OF STUDS OR STAGGERED STUDS, AS
FOLLOWS:
A. VERTICALLY AT THE CEILING 4 FLOOR LEVELS
B. HORIZONTALLY AT INTERVALS NOT EXCEEDING 10'-0'
2. AT ALL INTERCONNCECTIONS BETWEEN CONCEALED
VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR
AT SOFFITS, DROP CEILINGS AND COVE CEILINGS.
3. IN CONCEALED SPACES AT STAIR STRINGERS AT THE
TOP AND BOTTOM OF THE RUN. ENCLOSED SPACES
UNDER STAIRS SHALL COMPLY WITH SEC. R3021.
4. AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES,
AND WIRES AT CEILING AND FLOOR LEVEL, WITH AN
APPROVED MATERIAL TO RESIST THE FREE PASSAGE
OF FLAME AND PRODUCTS OF COMBUSTION.
I TIGHTLINE
FOUNDATION DRAIN:
4' DIA. PERF. PIPE
PEA GRAVEL FILL
WRAP W/ FILTER FABRIC
NO SCALE
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a
1. Contractor or builder
must verify all dimensions
before proceeding with
construction.
2. This plan was designed
to be marketed throughout
many municipalities. The
purchaser must verify
compliance with all local
applicable building codes
where the home is to be
constructed.
3. Purchaser should have
plans reviewed by a lic-
ensed builder and struct-
ural engineer for compli-
ance to specific site con-
ditions.
4. These plans should not
be altered by other than a
qualified designer, archi-
tect, or structural engineer.
Plan No:
L2M-2382-2L
Date:
3-1-23
VERSION *1
391
UPPER FLOOR ELEGTRIGAL
1 /4" =1'-O"
— — — — — — — — — — — — — — — — — — —
WP
/ II
I I
1 II 1 1 I
�I PENDENT \ \ \ \
FM Yi `1 LIGHTS � � J
Ll
I I
------� I �� JO T A O /
110V
0
L — — — — — — — — — J
e1
NL
\ I —I
I I I 1
TO LT ABOVE
\
I
Eal
' 1
/ I
/ I
WP \ I 1
eH
HEAT DETECTOR
CLG INTERCONNECTED
OUTLET PER 31423 ❑
COPYRIGHT 2010
Landmark Design Inc.
ALL RIGHTS RESERVED
I
l 4A I N r-LOOR ELEC I R S CAS
1/4"=1'-O"
INTERIOR STAIRWAY ILLUMINATION PER SEC R303.1 IRC
INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS.
STAIRWAY ILLUMINATION SHALL RECEIVE PRIMARY POWER FROM
THE BUILDING WIRING. THE LIGHT SOURCE SHALL BE CAPABLE
OF ILLUMINATING TREADS AND LANDINGS TO LEVELS NOT LESS
THAN 1 FOOT-CANDLE MEASURED AT THE CENTER OF TREADS
AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH
FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE
STAIRWAY HAS SIX OR MORE RISERS.
EXCEPTION: A SWITCH IS NOT REQUIRED WHERE REMOTE,
CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED.
XTERIOR STAIRWAY ILLUMINATION PER SEC R303B I
EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE
STAIRWAY. STAIRWAY ILLUMINATION SHALL RECEIVE PRIMARY
POWER FROM THE BUILDING WIRING. EXTERIOR STAIRWAYS
PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR
GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT
SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY.
ELECTRICAL KEY
OVERHEAD}
CAN
OUTLET
DUPLEX OUTLET
220V OUTLET
COMBO. EXT. FAN
(VTOS) t LIGHT
COMBO SMOKE ALARM -
CARBON MONO. De
e
110 V W1 BATTERY
C
BACKUP
GABLE T.V. JACK
PHONE
UNDER COUNTER
LIGHTS
MC
GAS OUTLET
T
HOSE BIBS
4
EXT. FAN VTOS
HEAT DETECTOR
INTERCONNECTED
PER 31423
(GARAGE)
V
(ELECTRIICCEVREHICLE)
ONE PER DWELLING
PER SEC R335 IRC
SMOKE DETECTOR
110V
0°
110 VOLT
PER 3143
S.D.
W
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♦♦♦
y
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1. Contractor or builder
must verify all dimensions
before proceeding with
construction.
2. This plan was designed
to be marketed throughout
many municipalities. The
purchaser must verify
compliance with all local
applicable building codes
where the home is to be
constructed.
3. Purchaser should have
plans reviewed by a lic—
ensed builder and struct—
ural engineer for compli—
ance to specific site con—
ditions.
4. These plans should not
be altered by other than a
qualified designer, archi—
tect, or structural engineer.
Plan No:
L2M-2382-2L
Date:
5-1-25
VERSION 01
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GENERAL NOTES
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WIND SPEED:
WIND EXPOSURE:
ROOF SNOW LOAD:
DRAWN BY:
ALL VARIATIONS FROM DIMENSIONS
AND CONDITIONS SHOWN ON THE
DRAWINGS SHALL BE REPORTED TO
THE DESIGNER FOR RESOLUTION
WITH THE ENGINEER PRIOR TO
PROCEEDING WITH WORK; FAILURE
TO COMPLY BY THE CONTRACTOR
SHALL BE THEIR SOLE
RESPONSIBILITY FOR ANY COSTS
NECESSARY FOR REMEDIAL WORK.
REUSE OF DOCUMENTS
UNAUTHORIZED ALTERATION OF ANY
OF THE INFORMATION ON THIS
DOCUMENT WILL INVALIDATE THE
DOCUMENT, ENGINEER'S SEAL AND
SIGNATURE. THE DESIGNS AND IDEAS
INCORPORATED HEREIN, AS A TOOL
OF PROFESSIONAL SERVICE, IS THE
PROPERTY OF PHILLIPS STRUCTURAL
ENGINEERING, PLLC AND IS NOT TO
BE USED IN PART OR IN WHOLE BY
ANY PARTY FOR ANY OTHER
PROJECT WITHOUT WRITTEN
AUTHORIZATION FROM PHILLIPS
STRUCTURAL ENGINEERING, PLLC.
SHEET NO:
ORIGINAL
DRAWING DATE:
PSE NUMBER:
SCALE:
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PO Box 108, Milton, WA 98354
Phone: (253) 344-1666
www.PhillipsSE.com
PHILLIPS STRUCTURAL ENGINEERING
PHILLIPS STRUCTURAL ENGINEERING
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DESIGNER:20
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N.T.S. (U.N.O.)
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B
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6.5
D
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40
12
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1. Grant of License: Phillips Structural Engineering, PLLC grants the Licensee a nonexclusive Right of Use for the
purpose of constructing a single structure (use) from this engineering package. Future uses of this drawing set are
permitted when accompanied by an originally stamped "Site Specific Re-Use Letter" for each additional site and
payment has been made to Phillips Structural Engineering, PLLC.
3. Copy and Transfer Restrictions: Unauthorized copying of the Engineering documents is strictly forbidden. The
Engineering is permitted to be used by the Licensee only, and may not be transferred to a 3rd party without prior
written consent of Phillips Structural Engineering, PLLC.
2. Ownership of Engineering Calculations and Drawings: Phillips Structural Engineering, PLLC shall retain "Title 17
USC Rights and Ownership" of the Copyright Law of The United States of America of these Engineering
Documents and all subsequent copies of the engineering. The Licensee is not permitted unlimited reuse of these
documents without prior consent.
LICENSE OF ENGINEERING DOCUMENTS:
PLAN VERACITY: Every attempt has been made to insure the accuracy of these engineered documents, site
conditions, product availability, etc. All information listed above must be verified prior to construction and
fabrication. Any changes, conflicting information or deficiencies on or to the plan must be transmitted to Phillips
Structural Engineering, PLLC for written approval.
SYMBOL & ABBREVIATIONS LEGEND:
1.00
LANDMARK
39394
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1500
MANDATORY NOTES
HOLDOWN AND STRAP TABLE
A.
B.
C.
D.
E.
F.
G.
H.
MANDATORY NOTES
SHEAR WALL (SW) AND ANCHORAGE SCHEDULE (HEM-FIR) (O)
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
A.
N.
O.
SOIL INFORMATION:
In the absence of a soils report (prepared by a Licensed Geotechnical Engineer) an Allowable
Soil Bearing Pressure (ASBP) of psf has been assumed for design. It is the contractor's
responsibility to verify that all footings bear on firm/unyielding, undisturbed earth or compacted
"Structural Fill" that meets or exceeds the assumed allowable soil bearing pressure. Soils under
footings and slabs to be a minimum of 95% compacted per the Modified Proctor Density Test
(ASTM D1557). All construction on fill shall be reviewed by a licensed Geotechnical Engineer.
FOUNDATIONS:
Bottom of exterior footings shall be a minimum of 18" below finished grade for frost protection
U.N.O. bearing on undisturbed native soils. Backfill with dry, free draining soils. Backfill next to
any retaining walls with a minimum of 12" gravel or free draining soil per typical detailing.
Appropriate drainage shall be provided adjacent to the base of exterior foundations draining to
daylight per Soils Engineer requirements.
GENERAL NOTES:
The Structure has been designed to resist code-required vertical and lateral forces after the
construction of all structural elements have been completed. Stability of the structural elements
prior to completion is the sole responsibility of the General Contractor. Builder is to verify all
dimensions prior to starting work. All changes to structure must be reviewed and approved by
Phillips Structural Engineering, PLLC (PSE). All materials, methods, and workmanship shall be in
accordance with the International Building Code (IBC) 2021 Edition. The Builder is responsible
for using safe work practices and conforming to all safety ordinances.
Any construction observation performed by the Structural Engineer is for general conformance
with design aspects per IBC 1704.6 and is not intended in any way to review the General
Contractor's construction procedures. Structural observation does not waive the responsibility for
special inspections per Section 1705.
REINFORCING STEEL:
All reinforcing steel to be GRADE 60 PER ASTM A-615. Reinforcement lap splices shall be the
greater of 32 bar diameters or 18". Lap horizontal steel at all corners/intersections in footings and
walls with continuous corner bars. Footing reinforcement shall run continuous thru pad/expanded
footings.
Minimum concrete cover over reinforcing steel shall be provided as noted or as follows:
·INTERIOR FACES OF SLAB AND WALL BARS = 112 "
·EXPOSED TO WEATHER OR EARTH = 112" AT #5 AND SMALLER AND 2" AT #6 & LARGER.
·CONCRETE CAST DIRECTLY AGAINST SOIL = 3"
CONCRETE:
All concrete materials and placement shall conform to the current ACI 318 code. Concrete shall
be made with Portland Cement ASTM C-150 Type II or Type I and shall be Ready-Mixed per
ASTM C-94. Minimum compressive strength shall be 3000 PSI* at 28 days with a minimum
water/cement ratio of 0.45. All concrete shall be air entrained 5 ±1%. Max aggregate size = 7 8".
*Special Inspection not required for concrete compressive strength. 3000 PSI compressive
strength has been specified for weathering protection. Structural design of concrete has been
based on 2500 PSI compressive strength.
12d COMMON 314"
3"N/A
10d COMMON 212"
212"0.1318d COMMON
MINIMUM LENGTH
(INCHES)
DIAMETER
(INCHES)COMMON WIRE NAIL
0.148
0.131
0.148
STANDARDS:
All methods, materials and workmanship shall conform to the 2021 International Building Code
(IBC) as amended and adopted by the local Building Official or applicable jurisdiction.
WOOD FRAMING AND CARPENTRY:
General Requirements: Provide minimum nailing per 2021 IBC table 2304.10.2 or as indicated on the
drawings. Do not notch or drill structural members, except as permitted by the Engineer.
Framing Connectors: Only ICC / IAPMO approved connectors shall be used in framing applications
as manufactured by Simpson Strong-Tie or equivalent. Provide maximum size and quantity of
fasteners shown in the manufacturer's catalog U.N.O.
Fasteners:
Bolts shall be per ASTM A-307 with standard cut washers or malleable iron washers. Post-installed
anchors require Engineer's approval prior to installation U.N.O. Contact P.S.E. for possible
alternatives.
Nails shall be common wire nails or equivalent pneumatically drive nails (P-nails), American or
Canadian manufacturer only as indicated below. P-nails shall be installed per the manufacturer's
guidelines.
Wood Sheathing (Structural):
Roof sheathing shall be 12" CDX or 7 16" OSB nailed w/ 8d @ 6" o.c. along panel edges, and 12" o.c. in
field. Span index shall be 24/0. Plywood Sub Flooring shall be 3 4" T&G CDX or OSB (glued & nailed)
w/ 10d @ 6"o.c. along panel edges, and 12"o.c. in field (U.N.O.) Span index shall be 48/24. Stagger
all end laps per typical detailing. All sheathing shall bear the grade trademark of the American
Plywood Association (APA).
Studs:
All studs shall be kiln dried (KD) or surface dried (SD). Each stud shall bear the stamp of the West
Coast Lumber Inspection Bureau (WCLIB) or Western Wood Products Association (WWPA) showing
grade mark or approved equal. All studs and framing material shall be 2x nominal minimum material
and species shall be a minimum of Hem-Fir Stud Grade meeting the following minimum strength
properties: Fb= 675psi, Fv=150psi, E=1,200,000psi.
16d COMMON 312"0.162
FRAMING
FRAMING
SHEATHING
SHEATHING
NAIL
APPLICATION
FRAMING
Headers:
All headers (HDR) not specified or otherwise noted on the plan with spans ≤5'-0" are to be 4x8 DF#2
or (2)2x10 HF#2 with at least one cripple and one king stud at each end. Spans between 5'-0" and
8'-0" shall have headers as noted on plan and have at least two cripples and one king stud U.N.O.
Spans greater that 8'-0" shall have framing and support per plan.
Heavy Timbers:
All timbers above sizes listed above including posts and beams shall be Doug-Fir #2 or better
(Typically 6x beams and posts).
Pre-Engineered Roof and Floor Trusses:
All prefabricated wood roof and floor trusses shall be designed by or under the direct
supervision of a licensed Professional Engineer registered in the state where the structure is
located. The truss shop drawings shall bear the stamp of that Engineer and shall be fabricated
and installed per the latest Truss Plate Institute standards. Where trusses are not provided to
complete the roof system, overframing members with positive connections shall be provided as
directed by the Truss Engineer. Details on overframing shall be provided in the truss shop
drawing package which shall be consistent with the modeling of the trusses. All necessary
temporary and permanent bridging, blocking, pre-notched plates, hangers, etc. for the stability
of the truss elements under gravity and lateral loads shall be designed, detailed/specified and
furnished by the manufacturer. The Truss Manufacturer shall verify all setbacks, dimensions
and bearing points prior to fabrication. Deviations from the layout shown on approved
engineering plans shall be submitted to PSE for further evaluation. Maximum allowable
deflections shall be as follows:
~Roof Total Load = L/360 or 1" (whichever is less)
~Roof Snow/Live Load = L/480 or 3 4" (whichever is less)
~Floor Total Load = L/360 or 3 4" (whichever is less)
~Floor Live Load = L/480 or 12" (whichever is less)
Trusses shall be designed for the spans and conditions shown and be constructed from a
minimum of Hem-Fir timber and be furnished and installed in conformance with the
manufacturer's published specifications. Additional concentrated loads from mechanical units
and misc. equipment shall be accounted for/coordinated with sub-contractors, the Designer of
Record and Truss Engineer. Framing has been designed assuming Hem-Fir plates w/ 405psi
crushing capacity, truss engineer to confirm compatibility and add bearing enhancers or
additional support as required.
Where trusses align with shear walls, truss engineer to design and provide a truss that has been
designed to transfer lateral wind and seismic forces as shown on the plans. Loading indicated
(100plf minimum) shall be designed by the truss engineer to transfer from roof or floor sheathing
to shearwall below. Shop drawings including truss engineering shall be submitted to the
Engineer of Record for approval prior to submittal to the jurisdiction and fabrication. Should the
truss engineering not be submitted to the Engineer of Record for review the builder is assuming
responsibility and proceeding at their own risk.
Alteration of the truss layout indicated on the plans may require supporting structural and
foundation changes, therefore prior approval by the designer and Structural Engineer is
required. Trusses shall not be field altered in any way without written approval from the
Licensed Truss Engineer of Record.
STRUCTURAL DESIGN CRITERIA AND LOADING:
ROOF LOADING:
·DEAD LOAD = PSF (NO TILE WEIGHT INCLUDED)
·ROOF LIVE LOAD (Lr) = 20PSF
·TYPICAL FLAT ROOF SNOW LOAD (Pf) = PSF
·SNOW EXPOSURE FACTOR (Ce) = 1.0
·SNOW LOAD IMPORTANCE FACTOR (Is) = 1.0
**TYPICAL ROOF SNOW LOAD SHALL NOT BE LESS THAN 25PSF
FLOOR LOADING:
·DEAD LOAD = PSF (STANDARD WOOD FRAMING WITHOUT HEAVY FINISH)
·TYPICAL RESIDENTIAL OCCUPANCY LIVE LOADING (L) = PSF
·DECK LIVE LOAD (L) = 60PSF (1.5X FOR AREA SERVED)
WIND DESIGN DATA:
·BASIC DESIGN WIND SPEED (V) =
·ALLOWABLE STRESS DESIGN WIND SPEED (Vasd) =
·RISK CATEGORY = II
·WIND IMPORTANCE FACTOR (Iw) = 1.0
·WIND EXPOSURE = " "
·TOPOGRAPHICAL EFFECT (Kzt) =
EARTHQUAKE DEIGN DATA:
·RISK CATEGORY = II
·SEISMIC IMPORTANCE FACTOR (Ie) = 1.0
·SOILS SITE CLASS
·MAPPED/DESIGN SPECTRAL RESPONSE ACCELERATION PARAMETERS
- Ss = , Sds =
- S1 = , Sd1 =
·SEISMIC DESIGN CATEGORY (SDC) = " "
·BASIC SEISMIC FORCE-RESISTING SYSTEM = LIGHT-FRAMED (WOOD) WALLS
SHEATHED WITH WOOD STRUCTURAL PANEL RATED FOR SHEAR RESISTANCE
·SEISMIC RESPONSE COEFFICIENT (Cs) =
·RESPONSE MODIFICATION FACTOR (R) =
·ANALYSIS PROCEDURE USED = EQUIVALENT LATERAL FORCE Glu-Laminated Beams (GLB):
All GLB shall be in conformance with ANSI A190.1, American National Standards for Structural
Glue-Laminated Timber. Grade 24F-V4 shall meet or exceed the following minimum structural
properties: Fb=2400psi, Fv=240psi, E=1,800,000psi to be used at simple spans. Grade 24F-V8 to be
used at continuous/cantilevered spans. As an alternative at continuous/cantilevered spans an
equivalent size (width x depth) PSL beam may be substituted (see below).
Parallel Strand Lumber (PSL):
All PSL shall be in conformance with ASTM D2559 and NER-292. PSL strength requirements shall
meet or exceed the following minimum structural properties: Fb=2,900psi, Fv=290psi, E=2,000,000psi.
Laminated Veneer Lumber (LVL):
All LVL shall be in conformance with ASTM D2559. LVL shall be made of Doug-Fir (DF)and meet or
exceed the following minimum structural properties: Fb= 2,600psi, Fv=285psi, E=1,900,000psi.
Preservative Treatment (P.T.):
All exposed framing including lumber, plywood and deck materials shall be pressure treated with
0.25#/cf pentachlorophenol per AWPA specification P-5 or other approved treatment. All cutting and
boring after pressure treatment shall be cared for in accordance with AWPA specification M-4.
Exposed framing includes, but is not limited to:
1. Joists, girders and subfloor that is closer than 18" to exposed ground in crawl spaces.
2. Wood framing (including sheathing) that rest on exterior foundation stem walls and is 8" or less
from exposed earth.
3. Any other wood product in direct contact with concrete or masonry.
Wood Connectors at P.T. Conditions:
Metal connectors which are in contact with pressure treated wood shall be protected with one of the
following: Simpson "ZMAX" G185 Galvanization, Triple Zinc Coated, hot Dipped Galvanized or other
approved method.POST-INSTALLED ANCHORS:
Typical post-installed anchors in concrete shall be installed at locations as indicated on structural
drawings. Installation shall be per manufacturer's recommendations in accordance with associated
ICC reports. Embedment depths, diameter/type of anchor and spacing shall be as indicated on
the plans. Verify any Special Inspection requirements with the Local Jurisdiction prior to
installation. Post-installed anchors are not a direct substitution for Cast-In-Place.
·Simpson Titan HD ~ ICC-ES ESR-2713
·Simpson AT-3G Adhesive Anchor System ~ ICC-ES ESR-5026
MANUFACTURED -JOISTS:
All prefabricated timber I-joists are to be supplied by a manufacturer who is experienced in this
type of product (Trus Joist TJI, Boise Cascade BCI, LP SolidStart LPI, etc.). Manufactured
I-Joists are a pre-engineered product that vary in size and construction, therefore, similar joists
may perform differently based on design criteria and series choice based on owner requirements.
Minimum deflection requirements listed below shall be adhered to, although it is the
owner's responsibility to decide whether more stringent design criteria are to be used. In areas
where non-load bearing walls occur parallel to the joist span, use double joists to support
centered under the wall. At areas of higher loading such as kitchen islands, it is the
responsibility of the supplier to verify deflection and strength requirements are acceptable.
Appropriate squash blocking shall be supplied at areas where load from above aligns with I-joists.
~Floor Total Load = L/360 or 3 4" (whichever is less)
~Floor Live Load = L/480 or 12" (whichever is less)
85 MPH
0.15
1.00
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"D" ASSUMED U.N.O.
TYPICAL FRAMING NOTES:
1. Roof and floor diaphragm nailing per Wood Sheathing Notes.
2. Solid blocking shall be provided between the bearings of every rafter or truss. Attach every
rafter & truss to framing with Simpson H2.5T/H1 or clip indicated in typical detailing.
3. Provide solid built-up studs or posts under all girder trusses, roof beams and floor beams.
Solid blocking (squash blocking) is required in all floor cavities under built-up studs/posts.
Built-ups or posts shall run continuous to the foundation.
4. Exterior walls shall be nailed & detailed per SW6 U.N.O. All panel edges shall be blocked per
shearwall table.
5. Where (2) shearwalls meet at a corner/intersection, the sheathing of each wall shall be edge
nailed to the studs/post which the holdown is attached to.
6. Provide a solid rim joist where floor joist bear on exterior walls per typical details.
7. Where floor framing runs parallel to exterior walls, install 2x or I-joist blocking panels between
rim joist and first joist @ 48" o.c. ~ nail sheathing to blocking w/ (4)10d (crawlspace framing
where rim joist bears on concrete stemwalls are omitted from this requirement).
8. Roof and floor joists/trusses are shown schematically on the plan and are not intended to show
every location of every joist/truss.
9. Provide double joists under interior partition walls when running parallel to each other.
10. Top plates are assumed to be continuous and may be spliced per 2/S-0.
11. All columns not specified or shown on the plans are to be a minimum of (2) 2x studs spike
laminated together with 16d nails @ 6" o.c. (stagger).
12. All post-beam intersections shall contain positive connections to resist against uplift and/or
lateral displacement.
13. Anchorage of walls to foundation shall be provided in accordance with the shearwall schedule.
14. Typical Walls shall be framed with Hem-Fir U.N.O.
15. Walls shall be anchored to the foundation per the minimum requirements of SW6 (5 8"Ø A.B.
@ 48" o.c. embedded 7" no more than 12" from ends of each sill, 2 bolts minimum) with 3"x3"x14"
square washers firmly attached between plate and nut.
16. All walls over 10' tall shall have bracing/blocking at 48" o.c. (flat or on edge).
MAIN FLOOR SHEAR WALLS,
HOLDOWNS, AND STRUCTURE
(ELEVATION A)
SCALE : 14" = 1'-0"
FOUNDATION PLAN
(ELEVATION A)
SCALE : 14" = 1'-0"
S-1
FOUNDATION PLAN
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WIND SPEED:
WIND EXPOSURE:
ROOF SNOW LOAD:
DRAWN BY:
ALL VARIATIONS FROM DIMENSIONS
AND CONDITIONS SHOWN ON THE
DRAWINGS SHALL BE REPORTED TO
THE DESIGNER FOR RESOLUTION
WITH THE ENGINEER PRIOR TO
PROCEEDING WITH WORK; FAILURE
TO COMPLY BY THE CONTRACTOR
SHALL BE THEIR SOLE
RESPONSIBILITY FOR ANY COSTS
NECESSARY FOR REMEDIAL WORK.
REUSE OF DOCUMENTS
UNAUTHORIZED ALTERATION OF ANY
OF THE INFORMATION ON THIS
DOCUMENT WILL INVALIDATE THE
DOCUMENT, ENGINEER'S SEAL AND
SIGNATURE. THE DESIGNS AND IDEAS
INCORPORATED HEREIN, AS A TOOL
OF PROFESSIONAL SERVICE, IS THE
PROPERTY OF PHILLIPS STRUCTURAL
ENGINEERING, PLLC AND IS NOT TO
BE USED IN PART OR IN WHOLE BY
ANY PARTY FOR ANY OTHER
PROJECT WITHOUT WRITTEN
AUTHORIZATION FROM PHILLIPS
STRUCTURAL ENGINEERING, PLLC.
SHEET NO:
ORIGINAL
DRAWING DATE:
PSE NUMBER:
SCALE:
RE
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PO Box 108, Milton, WA 98354
Phone: (253) 344-1666
www.PhillipsSE.com
PHILLIPS STRUCTURAL ENGINEERING
PHILLIPS STRUCTURAL ENGINEERING
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MAIN FLOOR SHEAR
WALLS, HOLDOWNS,
AND STRUCTURE
12
SD-1
12
SD-1
12
SD-1
12
SD-1
1
SD-1
7
SD-1
2
SD-1
8
SD-1
3
SD-1
2
SD-1
8
SD-1
9
SD-1
9
SD-1
9
SD-1
10
SD-1
11
SD-1
11
SD-1
UPPER FLOOR FRAMING
(ELEVATION A)
SCALE : 14" = 1'-0"
UPPER FLOOR SHEAR WALLS,
HOLDOWNS, AND STRUCTURE
(ELEVATION A)
SCALE : 14" = 1'-0"
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WIND SPEED:
WIND EXPOSURE:
ROOF SNOW LOAD:
DRAWN BY:
ALL VARIATIONS FROM DIMENSIONS
AND CONDITIONS SHOWN ON THE
DRAWINGS SHALL BE REPORTED TO
THE DESIGNER FOR RESOLUTION
WITH THE ENGINEER PRIOR TO
PROCEEDING WITH WORK; FAILURE
TO COMPLY BY THE CONTRACTOR
SHALL BE THEIR SOLE
RESPONSIBILITY FOR ANY COSTS
NECESSARY FOR REMEDIAL WORK.
REUSE OF DOCUMENTS
UNAUTHORIZED ALTERATION OF ANY
OF THE INFORMATION ON THIS
DOCUMENT WILL INVALIDATE THE
DOCUMENT, ENGINEER'S SEAL AND
SIGNATURE. THE DESIGNS AND IDEAS
INCORPORATED HEREIN, AS A TOOL
OF PROFESSIONAL SERVICE, IS THE
PROPERTY OF PHILLIPS STRUCTURAL
ENGINEERING, PLLC AND IS NOT TO
BE USED IN PART OR IN WHOLE BY
ANY PARTY FOR ANY OTHER
PROJECT WITHOUT WRITTEN
AUTHORIZATION FROM PHILLIPS
STRUCTURAL ENGINEERING, PLLC.
SHEET NO:
ORIGINAL
DRAWING DATE:
PSE NUMBER:
SCALE:
RE
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PO Box 108, Milton, WA 98354
Phone: (253) 344-1666
www.PhillipsSE.com
PHILLIPS STRUCTURAL ENGINEERING
PHILLIPS STRUCTURAL ENGINEERING
PH
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DESIGNER:20
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N.T.S. (U.N.O.)
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UPPER FLOOR
FRAMING
AND
UPPER FLOOR
SHEAR WALLS,
HOLDOWNS, AND
STRUCTURE
FLOOR TRUSSES BY OTHERS
18
SD-1
20
SD-1
27
SD-1
27
SD-1
28
SD-1
29
SD-1
30
SD-1
29
SD-1
6
SD-2
2
SD-2
ROOF TRUSSES BY OTHERS
ROOF FRAMING
(ELEVATION A)
SCALE : 14" = 1'-0"
S-3
L2
M
-
2
3
8
2
AMS
NOV. 15, 2024
PSE 24.139
CI
T
Y
O
F
Y
E
L
M
ST
O
C
K
P
L
A
N
PSF25
WIND SPEED:
WIND EXPOSURE:
ROOF SNOW LOAD:
DRAWN BY:
ALL VARIATIONS FROM DIMENSIONS
AND CONDITIONS SHOWN ON THE
DRAWINGS SHALL BE REPORTED TO
THE DESIGNER FOR RESOLUTION
WITH THE ENGINEER PRIOR TO
PROCEEDING WITH WORK; FAILURE
TO COMPLY BY THE CONTRACTOR
SHALL BE THEIR SOLE
RESPONSIBILITY FOR ANY COSTS
NECESSARY FOR REMEDIAL WORK.
REUSE OF DOCUMENTS
UNAUTHORIZED ALTERATION OF ANY
OF THE INFORMATION ON THIS
DOCUMENT WILL INVALIDATE THE
DOCUMENT, ENGINEER'S SEAL AND
SIGNATURE. THE DESIGNS AND IDEAS
INCORPORATED HEREIN, AS A TOOL
OF PROFESSIONAL SERVICE, IS THE
PROPERTY OF PHILLIPS STRUCTURAL
ENGINEERING, PLLC AND IS NOT TO
BE USED IN PART OR IN WHOLE BY
ANY PARTY FOR ANY OTHER
PROJECT WITHOUT WRITTEN
AUTHORIZATION FROM PHILLIPS
STRUCTURAL ENGINEERING, PLLC.
SHEET NO:
ORIGINAL
DRAWING DATE:
PSE NUMBER:
SCALE:
RE
V
I
S
I
O
N
S
PO Box 108, Milton, WA 98354
Phone: (253) 344-1666
www.PhillipsSE.com
PHILLIPS STRUCTURAL ENGINEERING
PHILLIPS STRUCTURAL ENGINEERING
PH
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A
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N
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I
N
E
E
R
I
N
G
DESIGNER:20
2
1
I
B
C
/
A
S
C
E
7
-
1
6
B
110 MPH
N.T.S. (U.N.O.)
RE
V
.
D
E
L
T
A
DA
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RE
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I
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LANDMARK
39394
P H I
I
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P
STODD
ISHAW
N
N
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TTATS
O F
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L
L
ARUT
C
U
R
T
S
E N G I N EER
REENIGNEANOISSE
F
O
R
P
4/30/2025
ROOF FRAMING
7
SD-2
8
SD-2
9
SD-2
8
SD-2
9
SD-2
7
SD-2
8
SD-2
9
SD-2
8
SD-2
9
SD-2
2
SD-2
5
SD-2
6
SD-2
4
SD-2
10
SD-2
S-4
L2
M
-
2
3
8
2
AMS
NOV. 15, 2024
PSE 24.139
CI
T
Y
O
F
Y
E
L
M
ST
O
C
K
P
L
A
N
PSF25
WIND SPEED:
WIND EXPOSURE:
ROOF SNOW LOAD:
DRAWN BY:
ALL VARIATIONS FROM DIMENSIONS
AND CONDITIONS SHOWN ON THE
DRAWINGS SHALL BE REPORTED TO
THE DESIGNER FOR RESOLUTION
WITH THE ENGINEER PRIOR TO
PROCEEDING WITH WORK; FAILURE
TO COMPLY BY THE CONTRACTOR
SHALL BE THEIR SOLE
RESPONSIBILITY FOR ANY COSTS
NECESSARY FOR REMEDIAL WORK.
REUSE OF DOCUMENTS
UNAUTHORIZED ALTERATION OF ANY
OF THE INFORMATION ON THIS
DOCUMENT WILL INVALIDATE THE
DOCUMENT, ENGINEER'S SEAL AND
SIGNATURE. THE DESIGNS AND IDEAS
INCORPORATED HEREIN, AS A TOOL
OF PROFESSIONAL SERVICE, IS THE
PROPERTY OF PHILLIPS STRUCTURAL
ENGINEERING, PLLC AND IS NOT TO
BE USED IN PART OR IN WHOLE BY
ANY PARTY FOR ANY OTHER
PROJECT WITHOUT WRITTEN
AUTHORIZATION FROM PHILLIPS
STRUCTURAL ENGINEERING, PLLC.
SHEET NO:
ORIGINAL
DRAWING DATE:
PSE NUMBER:
SCALE:
RE
V
I
S
I
O
N
S
PO Box 108, Milton, WA 98354
Phone: (253) 344-1666
www.PhillipsSE.com
PHILLIPS STRUCTURAL ENGINEERING
PHILLIPS STRUCTURAL ENGINEERING
PH
I
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L
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S
T
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T
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A
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I
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R
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DESIGNER:20
2
1
I
B
C
/
A
S
C
E
7
-
1
6
B
110 MPH
N.T.S. (U.N.O.)
RE
V
.
D
E
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A
DA
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RE
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LANDMARK
39394
P H I
I
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STODD
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N
N
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TTATS
O F
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L
L
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S
E N G I N EER
REENIGNEANOISSE
F
O
R
P
4/30/2025
12
SD-1
12
SD-1
MAIN FLOOR SHEAR WALLS,
HOLDOWNS, AND STRUCTURE
(ELEVATION B)
SCALE : 14" = 1'-0"
FOUNDATION PLAN
(ELEVATION B)
SCALE : 14" = 1'-0"
12
SD-1
12
SD-1
1
SD-1
7
SD-1
2
SD-1
8
SD-1
3
SD-1
2
SD-1
8
SD-1
9
SD-1
9
SD-1
9
SD-1
10
SD-1
11
SD-1
11
SD-1
FOUNDATION PLAN
AND
MAIN FLOOR SHEAR
WALLS, HOLDOWNS,
AND STRUCTURE
S-5
L2
M
-
2
3
8
2
AMS
NOV. 15, 2024
PSE 24.139
CI
T
Y
O
F
Y
E
L
M
ST
O
C
K
P
L
A
N
PSF25
WIND SPEED:
WIND EXPOSURE:
ROOF SNOW LOAD:
DRAWN BY:
ALL VARIATIONS FROM DIMENSIONS
AND CONDITIONS SHOWN ON THE
DRAWINGS SHALL BE REPORTED TO
THE DESIGNER FOR RESOLUTION
WITH THE ENGINEER PRIOR TO
PROCEEDING WITH WORK; FAILURE
TO COMPLY BY THE CONTRACTOR
SHALL BE THEIR SOLE
RESPONSIBILITY FOR ANY COSTS
NECESSARY FOR REMEDIAL WORK.
REUSE OF DOCUMENTS
UNAUTHORIZED ALTERATION OF ANY
OF THE INFORMATION ON THIS
DOCUMENT WILL INVALIDATE THE
DOCUMENT, ENGINEER'S SEAL AND
SIGNATURE. THE DESIGNS AND IDEAS
INCORPORATED HEREIN, AS A TOOL
OF PROFESSIONAL SERVICE, IS THE
PROPERTY OF PHILLIPS STRUCTURAL
ENGINEERING, PLLC AND IS NOT TO
BE USED IN PART OR IN WHOLE BY
ANY PARTY FOR ANY OTHER
PROJECT WITHOUT WRITTEN
AUTHORIZATION FROM PHILLIPS
STRUCTURAL ENGINEERING, PLLC.
SHEET NO:
ORIGINAL
DRAWING DATE:
PSE NUMBER:
SCALE:
RE
V
I
S
I
O
N
S
PO Box 108, Milton, WA 98354
Phone: (253) 344-1666
www.PhillipsSE.com
PHILLIPS STRUCTURAL ENGINEERING
PHILLIPS STRUCTURAL ENGINEERING
PH
I
L
L
I
P
S
S
T
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T
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A
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I
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R
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DESIGNER:20
2
1
I
B
C
/
A
S
C
E
7
-
1
6
B
110 MPH
N.T.S. (U.N.O.)
RE
V
.
D
E
L
T
A
DA
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E
RE
V
I
S
I
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D
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C
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P
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N
LANDMARK
39394
P H I
I
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P
STODD
ISHAW
N
N
O
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TTATS
O F
E
L
L
ARUT
C
U
R
T
S
E N G I N EER
REENIGNEANOISSE
F
O
R
P
4/30/2025
22
SD-1
24
SD-1
UPPER FLOOR FRAMING
(ELEVATION B)
SCALE : 14" = 1'-0"
UPPER FLOOR SHEAR WALLS,
HOLDOWNS, AND STRUCTURE
(ELEVATION B)
SCALE : 14" = 1'-0"
FLOOR TRUSSES BY OTHERS
27
SD-1
27
SD-1
28
SD-1
29
SD-1
30
SD-1
29
SD-1
6
SD-2
2
SD-2
UPPER FLOOR
FRAMING
AND
UPPER FLOOR
SHEAR WALLS,
HOLDOWNS, AND
STRUCTURE
ROOF FRAMING
S-6
L2
M
-
2
3
8
2
AMS
NOV. 15, 2024
PSE 24.139
CI
T
Y
O
F
Y
E
L
M
ST
O
C
K
P
L
A
N
PSF25
WIND SPEED:
WIND EXPOSURE:
ROOF SNOW LOAD:
DRAWN BY:
ALL VARIATIONS FROM DIMENSIONS
AND CONDITIONS SHOWN ON THE
DRAWINGS SHALL BE REPORTED TO
THE DESIGNER FOR RESOLUTION
WITH THE ENGINEER PRIOR TO
PROCEEDING WITH WORK; FAILURE
TO COMPLY BY THE CONTRACTOR
SHALL BE THEIR SOLE
RESPONSIBILITY FOR ANY COSTS
NECESSARY FOR REMEDIAL WORK.
REUSE OF DOCUMENTS
UNAUTHORIZED ALTERATION OF ANY
OF THE INFORMATION ON THIS
DOCUMENT WILL INVALIDATE THE
DOCUMENT, ENGINEER'S SEAL AND
SIGNATURE. THE DESIGNS AND IDEAS
INCORPORATED HEREIN, AS A TOOL
OF PROFESSIONAL SERVICE, IS THE
PROPERTY OF PHILLIPS STRUCTURAL
ENGINEERING, PLLC AND IS NOT TO
BE USED IN PART OR IN WHOLE BY
ANY PARTY FOR ANY OTHER
PROJECT WITHOUT WRITTEN
AUTHORIZATION FROM PHILLIPS
STRUCTURAL ENGINEERING, PLLC.
SHEET NO:
ORIGINAL
DRAWING DATE:
PSE NUMBER:
SCALE:
RE
V
I
S
I
O
N
S
PO Box 108, Milton, WA 98354
Phone: (253) 344-1666
www.PhillipsSE.com
PHILLIPS STRUCTURAL ENGINEERING
PHILLIPS STRUCTURAL ENGINEERING
PH
I
L
L
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P
S
S
T
R
U
C
T
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A
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E
R
I
N
G
DESIGNER:20
2
1
I
B
C
/
A
S
C
E
7
-
1
6
B
110 MPH
N.T.S. (U.N.O.)
RE
V
.
D
E
L
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A
DA
T
E
RE
V
I
S
I
O
N
D
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S
C
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P
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I
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N
LANDMARK
39394
P H I
I
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P
STODD
ISHAW
N
N
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TTATS
O F
E
L
L
ARUT
C
U
R
T
S
E N G I N EER
REENIGNEANOISSE
F
O
R
P
4/30/2025
ROOF TRUSSES BY OTHERS
ROOF FRAMING
(ELEVATION B)
SCALE : 14" = 1'-0"
7
SD-2
7
SD-2
7
SD-2
7
SD-2
7
SD-2
5
SD-2
6
SD-2
2
SD-2
4
SD-2
12
SD-2
SD-1
STRUCTURAL
DETAILS
L2
M
-
2
3
8
2
AMS
NOV. 15, 2024
PSE 24.139
CI
T
Y
O
F
Y
E
L
M
ST
O
C
K
P
L
A
N
PSF25
WIND SPEED:
WIND EXPOSURE:
ROOF SNOW LOAD:
DRAWN BY:
ALL VARIATIONS FROM DIMENSIONS
AND CONDITIONS SHOWN ON THE
DRAWINGS SHALL BE REPORTED TO
THE DESIGNER FOR RESOLUTION
WITH THE ENGINEER PRIOR TO
PROCEEDING WITH WORK; FAILURE
TO COMPLY BY THE CONTRACTOR
SHALL BE THEIR SOLE
RESPONSIBILITY FOR ANY COSTS
NECESSARY FOR REMEDIAL WORK.
REUSE OF DOCUMENTS
UNAUTHORIZED ALTERATION OF ANY
OF THE INFORMATION ON THIS
DOCUMENT WILL INVALIDATE THE
DOCUMENT, ENGINEER'S SEAL AND
SIGNATURE. THE DESIGNS AND IDEAS
INCORPORATED HEREIN, AS A TOOL
OF PROFESSIONAL SERVICE, IS THE
PROPERTY OF PHILLIPS STRUCTURAL
ENGINEERING, PLLC AND IS NOT TO
BE USED IN PART OR IN WHOLE BY
ANY PARTY FOR ANY OTHER
PROJECT WITHOUT WRITTEN
AUTHORIZATION FROM PHILLIPS
STRUCTURAL ENGINEERING, PLLC.
SHEET NO:
ORIGINAL
DRAWING DATE:
PSE NUMBER:
SCALE:
RE
V
I
S
I
O
N
S
PO Box 108, Milton, WA 98354
Phone: (253) 344-1666
www.PhillipsSE.com
PHILLIPS STRUCTURAL ENGINEERING
PHILLIPS STRUCTURAL ENGINEERING
PH
I
L
L
I
P
S
S
T
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U
C
T
U
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A
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E
R
I
N
G
DESIGNER:20
2
1
I
B
C
/
A
S
C
E
7
-
1
6
B
110 MPH
N.T.S. (U.N.O.)
RE
V
.
D
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DA
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RE
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D
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C
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P
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N
LANDMARK
39394
P H I
I
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P
STODD
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N
N
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TTATS
O F
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L
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C
U
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T
S
E N G I N EER
REENIGNEANOISSE
F
O
R
P
4/30/2025
NOT USED
SD-2
STRUCTURAL
DETAILS
L2
M
-
2
3
8
2
AMS
NOV. 15, 2024
PSE 24.139
CI
T
Y
O
F
Y
E
L
M
ST
O
C
K
P
L
A
N
PSF25
WIND SPEED:
WIND EXPOSURE:
ROOF SNOW LOAD:
DRAWN BY:
ALL VARIATIONS FROM DIMENSIONS
AND CONDITIONS SHOWN ON THE
DRAWINGS SHALL BE REPORTED TO
THE DESIGNER FOR RESOLUTION
WITH THE ENGINEER PRIOR TO
PROCEEDING WITH WORK; FAILURE
TO COMPLY BY THE CONTRACTOR
SHALL BE THEIR SOLE
RESPONSIBILITY FOR ANY COSTS
NECESSARY FOR REMEDIAL WORK.
REUSE OF DOCUMENTS
UNAUTHORIZED ALTERATION OF ANY
OF THE INFORMATION ON THIS
DOCUMENT WILL INVALIDATE THE
DOCUMENT, ENGINEER'S SEAL AND
SIGNATURE. THE DESIGNS AND IDEAS
INCORPORATED HEREIN, AS A TOOL
OF PROFESSIONAL SERVICE, IS THE
PROPERTY OF PHILLIPS STRUCTURAL
ENGINEERING, PLLC AND IS NOT TO
BE USED IN PART OR IN WHOLE BY
ANY PARTY FOR ANY OTHER
PROJECT WITHOUT WRITTEN
AUTHORIZATION FROM PHILLIPS
STRUCTURAL ENGINEERING, PLLC.
SHEET NO:
ORIGINAL
DRAWING DATE:
PSE NUMBER:
SCALE:
RE
V
I
S
I
O
N
S
PO Box 108, Milton, WA 98354
Phone: (253) 344-1666
www.PhillipsSE.com
PHILLIPS STRUCTURAL ENGINEERING
PHILLIPS STRUCTURAL ENGINEERING
PH
I
L
L
I
P
S
S
T
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U
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T
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A
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N
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I
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DESIGNER:20
2
1
I
B
C
/
A
S
C
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7
-
1
6
B
110 MPH
N.T.S. (U.N.O.)
RE
V
.
D
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DA
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RE
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LANDMARK
39394
P H I
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STODD
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N
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O F
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L
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S
E N G I N EER
REENIGNEANOISSE
F
O
R
P
4/30/2025